2201 Montreat Cir Unit D · Vestavia Hills, AL 35216

$160,000

2 bd · 2.0 ba · 1,085 sqft · Condo · 107 Days on market

Built 1967 $147/sqft · 11% below area Est $180k · 11% under

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +12.6/15.0
• Cash flow +9.5/30.0
• Schools +6.5/10.0
• 1% rule +4.3/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bedroom, 2-bath condo offers a bright, functional layout with generously sized rooms and ample closet space throughout. The updated kitchen features stainless steel appliances and flows comfortably into the main living area, creating a clean, contemporary feel that’s ready for move-in. Step outside and take advantage of community amenities including a swimming pool, tennis courts, and walking trail. With the HOA covering water, sewer, trash, and exterior maintenance, everyday living stays simple and low-maintenance. Just minutes from the interstate, UAB, and Samford University, this is a fantastic opportunity to own in Vestavia at an attractive price point.

Key facts

• Walking trail
• Community amenities
• Swimming pool

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• COMMUNITY AMENITIES
• SWIMMING POOL
• TENNIS COURTS
• WALKING TRAIL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (7.2% below list).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.4% vs local median 2.5% in Vestavia Hills — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 84/100 on livability (#2 in AL, #827 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities F, cost of living F.
• Vestavia Hills City (suburban): math 63% / reading 83% proficiency, ranked #2 of 129 in AL (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.6%/yr); 135 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,600 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
11. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.02%
• DSCR: 0.87
• GRM: 9.0

CMA / ARV

• ARV (median comp): $180,300
• List price: $160,000
• Delta: -11.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.59% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.25×
• Total profit: $-33,579
• Equity at exit: $23,857

10-year hold

• IRR: -16.5%
• Equity multiple: 0.10×
• Total profit: $-40,422
• Equity at exit: $13,834

Cash invested: $44,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Alabama: 90 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

Right-to-evict in 7 days for non-payment; no rent control; preempted statewide; courts move quickly.

Methodology + full state rankings →

ZIP-level market 35216

• Rents YoY: 2.6%
• Active inventory: 135
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,485 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA est. from 1 same-building comp: −$180
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-113

Break-even live

Break-even rent $1,627

Max offer price $143,698

Occupancy floor —

Sensitivity live

Price	-10% $-2	-5% $-57	+0% $-113	+5% $-168	+10% $-223
Rent	-10% $-230	-5% $-171	+0% $-113	+5% $-54	+10% $5
Rate	-1.0pp $-32	-0.5pp $-72	base $-113	+0.5pp $-154	+1.0pp $-196

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2209 Montreat Cir Unit D Vestavia Hills, AL	2.0	2.0	1085	$1,600	$1.47	4d	1	0.02mi
2076 Montreat Cir Vestavia Hills, AL	2.0	2.0	1034	$1,600	$1.55	44d	1	0.08mi
2116 Montreat Ln Apt C Vestavia Hills, AL	2.0	2.0	1148	$1,450	$1.26	44d	1	0.17mi
2105 Montreat Pkwy Unit D Vestavia Hills, AL	2.0	1.0	1100	$1,250	$1.14	45d	1	0.22mi
2250 Little Valley Rd Hoover, AL	3.0	1.0–2.0	894	$1,278	$1.43	44d	1	0.24mi
1716 Vestawood Ct Unit 1715H Vestavia Hills, AL	2.0	2.0	1080	$1,314	$1.22	44d	1	0.39mi
2410 Yellow Hammer Hl Birmingham, AL	1.0–2.0	1.0–2.0	969	$1,275	$1.32	11d	4	0.59mi
3101 Lorna Rd Unit ROAD924 Birmingham, AL	2.0	2.0	965	$1,750	$1.81	2d	1	0.69mi
3101 Lorna Rd #924 Hoover, AL	2.0	2.0	1023	$1,750	$1.71	19d	1	0.69mi
3101 Lorna Rd Hoover, AL	1.0–2.0	1.0–2.0	1023	$1,750	$1.71	44d	2	0.69mi
2555 Mountain Lodge Cir Vestavia Hills, AL	1.0–3.0	1.0–2.0	1000	$1,149	$1.15	44d	1	0.73mi
3299 Warringwood Dr Hoover, AL	2.0	1.5	960	$1,150	$1.20	22d	1	0.83mi
2070 Vestavia Park Ct Unit 2023B Vestavia Hills, AL	3.0	2.0	1125	$1,500	$1.33	24d	1	0.95mi
990 Wisteria Pl Birmingham, AL	3.0	2.0	1450	$1,620	$1.12	2d	3	1.17mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watersewertrashexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $160,000 Active 107 DOM
2. 2026-06-17
   days on market $160,000 Active 106 DOM
3. 2026-06-16
   days on market $160,000 Active 105 DOM
4. 2026-06-15
   days on market $160,000 Active 104 DOM
5. 2026-06-13
   days on market $160,000 Active 102 DOM
6. 2026-06-10
   days on market $160,000 Active 99 DOM
7. 2026-06-09
   days on market $160,000 Active 98 DOM
8. 2026-06-08
   days on market $160,000 Active 97 DOM
9. 2026-06-07
   days on market $160,000 Active 96 DOM
10. 2026-06-03
    days on market $160,000 Active 92 DOM
11. 2026-06-03
    days on market $160,000 Active 91 DOM
12. 2026-06-01
    days on market $160,000 Active 90 DOM
13. 2026-05-31
    days on market $160,000 Active 89 DOM
14. 2026-04-22
    price $160,000 678-char remark

    Show marketing remark (678 chars)

    This 2-bedroom, 2-bath condo offers a bright, functional layout with generously sized rooms and ample closet space throughout. The updated kitchen features stainless steel appliances and flows comfortably into the main living area, creating a clean, contemporary feel that’s ready for move-in. Step outside and take advantage of community amenities including a swimming pool, tennis courts, and walking trail. With the HOA covering water, sewer, trash, and exterior maintenance, everyday living stays simple and low-maintenance. Just minutes from the interstate, UAB, and Samford University, this is a fantastic opportunity to own in Vestavia at an attractive price point.

15. 2026-03-03
    listed $170,000 Active 678-char remark

    Show marketing remark (678 chars)

    This 2-bedroom, 2-bath condo offers a bright, functional layout with generously sized rooms and ample closet space throughout. The updated kitchen features stainless steel appliances and flows comfortably into the main living area, creating a clean, contemporary feel that’s ready for move-in. Step outside and take advantage of community amenities including a swimming pool, tennis courts, and walking trail. With the HOA covering water, sewer, trash, and exterior maintenance, everyday living stays simple and low-maintenance. Just minutes from the interstate, UAB, and Samford University, this is a fantastic opportunity to own in Vestavia at an attractive price point.

16. 2026-01-29
    historical $1,495
17. 2026-01-17
    price $1,495
18. 2026-01-09
    listed $1,595
19. 2022-08-18
    soldstatus $165,000 Sold 521-char remark

    Show marketing remark (521 chars)

    Please do not miss this rare opportunity to own a totally electric 2 bedroom and 2 bath condo in Vestavia for under $200k! The condo is just mere minutes from the interstate, UAB and Samford University. The master bedroom is a great size and has two closets for great storage. It also features new countertops in the bathrooms and kitchen that have been updated within the past 2 years. The hoa covers trash, water, sewer. maintenance of the common areas and the pool. You get all this and so much more for a great price!

20. 2022-08-03
    status Pending 521-char remark

    Show marketing remark (521 chars)

    Please do not miss this rare opportunity to own a totally electric 2 bedroom and 2 bath condo in Vestavia for under $200k! The condo is just mere minutes from the interstate, UAB and Samford University. The master bedroom is a great size and has two closets for great storage. It also features new countertops in the bathrooms and kitchen that have been updated within the past 2 years. The hoa covers trash, water, sewer. maintenance of the common areas and the pool. You get all this and so much more for a great price!

21. 2022-07-22
    listed $180,000 Active 521-char remark

    Show marketing remark (521 chars)

    Please do not miss this rare opportunity to own a totally electric 2 bedroom and 2 bath condo in Vestavia for under $200k! The condo is just mere minutes from the interstate, UAB and Samford University. The master bedroom is a great size and has two closets for great storage. It also features new countertops in the bathrooms and kitchen that have been updated within the past 2 years. The hoa covers trash, water, sewer. maintenance of the common areas and the pool. You get all this and so much more for a great price!

22. 2019-06-20
    soldstatus $104,000 Sold
23. 2019-06-02
    historical Contingent
24. 2019-05-31
    listed $100,000 Active
25. 2019-05-05
    historical $100,000
26. 2015-07-15
    soldstatus $73,000
27. 2015-05-26
    historical
28. 2015-04-08
    listed $75,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,819
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,425
• − Management: −$1,425
• − HOA: −$2,160
• − Depreciation: −$4,655
• Taxable loss: −$4,009
• Est. tax savings @ 24.0%: +$962
• After-tax cash flow: $-390/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Vestavia Hills City
• NCES district ID: 0103430
• Math proficiency: 63% ▼ -19.00%
• Reading proficiency: 83% ▲ 4.00%
• Median HH income: $87,306
• Composite: 65.34/100
• National rank: #486
• State rank: #2 of 129 in AL

Livability — Vestavia Hills

• Score: 84/100
• State rank: #2
• US rank: #827

Category grades

Amenities F Commute A+ Cost of living F Crime A+ Employment A+ Housing A+ Health & safety C+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vestavia Hills, AL
• County: Jefferson County · 527,445 people
• City population: 34,327
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 34,327
• Household income: $74,525
• Rent vs Own: 44.4% rent · 55.6% own
• Severe rent burden: 1747.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 669,185 people
• By 2030: 669,694 · +0.1%
• By 2040: 661,388 · -1.2%
• By 2050: 643,086 · -3.9%
• By 2075: 577,267 · -13.7%
• By 2100: 474,758 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 61% Black 24% Hispanic / Latino 8% Asian 5% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Arabic 1%

Political lean MEDSL · Jefferson

• 2024 margin: D (+10.4) · D 54.6% · R 44.2% · Other 1.2%
• 2008→2024 swing: +5.4pp toward D · 2008: 5.1pp · 2024: 10.4pp
• All cycles: 2024: D+10.4 2020: D+13.2 2016: D+7.2 2012: D+6.0 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -259.83%
• Current HPI: 239.8705
• Rent YoY: ▲ 2.59%
• Metro: Birmingham-Hoover, AL
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

+113.3% since first listed

15 events — show timeline

• 2026-04-22 Price Changed $160,000 Greater Alabama MLS
• 2026-03-03 Listed $170,000 Greater Alabama MLS
• 2026-01-29 Rental Removed $1,495 ZUMPER1
• 2026-01-17 Price Changed $1,495 ZUMPER1
• 2026-01-09 Listed for Rent $1,595 ZUMPER1
• 2022-08-18 Sold (MLS) $165,000 Greater Alabama MLS
• 2022-08-03 Pending — Greater Alabama MLS
• 2022-07-22 Listed $180,000 Greater Alabama MLS
• 2019-06-20 Sold (MLS) $104,000 Greater Alabama MLS
• 2019-06-02 Contingent — Greater Alabama MLS
• 2019-05-31 Listed $100,000 Greater Alabama MLS
• 2019-05-05 Coming Soon $100,000 Greater Alabama MLS
• 2015-07-15 Sold (MLS) $73,000 Greater Alabama MLS
• 2015-05-26 Delisted — Greater Alabama MLS
• 2015-04-08 Listed $75,000 Greater Alabama MLS